How long should a renovation take? (approximately)

Question

Complete renovation started in early February 2022 of an approximately 2000 sq. ft. duplex. Similar layout, but 2-3 walls moved in each unit. Walls that remain in place redone as a poor plaster job from previous owner could not be fixed without taking it down to the studs. New kitchen and bathrooms, extra exterior door removed and changed to a window.

The contractor started out strong, but I think they're prioritizing other projects and not showing up to mine several days/week. They're also short staffed. For a couple months, only trim and bathrooms were left to finish. The trim is now done, bathrooms not started. As a new investor and first time renovation, I feel they're taking advantage of me. But I don't know what a typical timeline is.

How long should it take for a project like this?An estimate is fine- it's hard in this time of forum to say exactly what was done, but the work completed is wonderful,           which I appreciate because it is for a mid-term rental, I hope to charge a premium for traveling professionals.

How do I enforce a timeline?

I have paid as we go for the work completed and supplies.Michi

Bruce Woodruff · Answer

@Scott E. and @Chris Seveney are in the ballpark. I'd say 3-6 months would be average. First - are these guys licensed/bonded/insured? Second - did they give you a really good price? Sometimes guys will bid a job too low, and then have to go chase money from other jobs to stay afloat.....

Just have a firm heart-to-heart with the owner and put some pressure on him. Find out his reasons for dragging his feet. Ask him to be honest with you.

Eliott Elias · Answer

I always cap myself at 6 months, because of holding costs and seasoning period

Marcus Auerbach · Answer

I found it next to impossible to spend more than $5,000 a week on a remodel - meaning a 50,000 job can not be done in less than 10 weeks.  But  that only works if you are the GC and have good control over the subs. That is the minimum time - typically it will take 50% longer, a full BRRR for us is typically around 6 months.

What you experience is a very common issue. The best tool is to have a contract with a built in time penalty. A fair approach is basically to make your contractor responsible for your holding cost after the projected deadline.

Rachel Schlabach · Answer

Thanks everyone for your answers. Sounds like they are in fact extra slow. And @Bruce Woodruff, the bid is going up and up. It's so frustrating. I've learned a lot on this first project and hope to do better on the second one.

Chris Seveney · Answer

@Rachel Schlabach

2-4 months.

Scott E. · Answer

A job like this can be done in 2-3 months in a perfect world, where all stars are aligned and everything goes exactly right.

Lately, they take 6-8 months around here.

You just need to have a conversation with your contractor about wrapping up the job. Be honest, be stern, be relatable. If they just have a few bathrooms to finish, that is a week worth of work.

Bruce Woodruff · Answer

So when you say the 'bid is going up and up', do you mean he is giving you necessary Change Orders that you are authorizing and signing? Why the changes, are they your fault or his? Could be either.

If you think he is really doing wrong here, then you could call the State Contr License Board and lodge a complaint....that is something no Contr wants to have happen, because that can stay on their record. You can also tell your Contr that unless he finishes your project quickly that you will call the CSLB, that might speed him up.

How long should a renovation take? (approximately)

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